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9. Land Use and Tenure

Cross River Rail

CHAPTER 9 LAND USE AND TENURE

JULY 2011

CrossRiverRai

Contents 9 Land use and tenure........................................................................................9-1

9.1 Introduction ...................................................................................................................... 9-1 9.1.1 Methodology .................................................................................................. 9-1

9.2 Planning framework ......................................................................................................... 9-1 9.2.1 State planning framework .............................................................................. 9-2 9.2.2 Local planning framework.............................................................................. 9-8

9.3 Description of existing land use ..................................................................................... 9-19 9.3.1 Overall study corridor................................................................................... 9-19 9.3.2 Northern section Wooloowin to Bowen Hills............................................. 9-22 9.3.3 Central section Spring Hill to Dutton Park ................................................ 9-24 9.3.4 Southern section Fairfield to Salisbury ..................................................... 9-29 9.3.5 Prominent proposed developments ............................................................. 9-32 9.3.6 Land tenure.................................................................................................. 9-34 9.3.7 Key infrastructure and utilities...................................................................... 9-39 9.3.8 Native Title ................................................................................................... 9-41

9.4 Potential impacts and mitigation measures ................................................................... 9-41 9.4.1 Strategic planning benefits .......................................................................... 9-41 9.4.2 Property requirements ................................................................................. 9-42 9.4.3 Inner City Rail Capacity Study ..................................................................... 9-43 9.4.4 Post-construction land use .......................................................................... 9-44 9.4.5 Potential constraints on surrounding development...................................... 9-45 9.4.6 Northern section........................................................................................... 9-46 9.4.7 Central section ............................................................................................. 9-48 9.4.8 Southern section .......................................................................................... 9-52 9.4.9 Industrial land............................................................................................... 9-55 9.4.10 Spoil placement and haulage ...................................................................... 9-56 9.4.11 Summary of impacts .................................................................................... 9-57 9.4.12 Mitigation measures and recommendations................................................ 9-58

CrossRiverRail Page 9-1

9 Land use and tenure 9.1 Introduction This chapter addresses Part B, Section 3.3.3 of the ToR. The study corridor comprises a broad mix of land uses that reflect its inner city and inner suburban location, including residential, commercial, community, open space and light industry land uses. Densities also vary across the study corridor with the highest densities located in the Brisbane central business district (CBD) and at key employment areas such as Woolloongabba, Spring Hill and around key transport nodes.

Overall, residential use is the most prominent land use within the study corridor with key residential areas located to the north of Breakfast Creek, at Spring Hill and Yeerongpilly, east of Ipswich Road and between Stable Swamp Creek and Riawena Road. Industrial land uses are primarily located within Bowen Hills and between the existing Yeerongpilly Station and Stable Swamp Creek, while commercial uses are predominantly located within the Brisbane CBD area.

The Project would provide city-wide and local benefits through facilitating improved land use and transport integration at key locations in Brisbanes inner suburbs and by providing an accessible and efficient public transport system to support planned sustainable population growth.

In the longer term, the Project may lead to changes to the pattern of development and densities along the corridor, particularly surrounding the new stations while, in the short-term, the Project may impact land uses nearest to construction activities.

9.1.1 Methodology

The focus for this land use and tenure assessment is generally the study corridor identified for the EIS. However, consideration has also been given to land use and tenure impacts outside of the study corridor, where relevant.

The assessment involved:

a review of the legislative framework, strategic policies and land use plans relevant to land use and development within the study corridor, including for both State and local government

a survey of existing land uses within the study corridor

an assessment of the potential implications for existing and likely future land uses, from the construction and operation of the Project, including land use requirements of the Project, potential constraints on or changes to existing or likely future land use and development, and opportunities for future development due to improved public transport access

identification of measures to avoid or manage potential impacts on land use and tenure and maximise or enhance opportunities for existing or likely future land use.

Consultation with relevant State and local government agencies was also undertaken for this assessment. The outcomes of this consultation informed the assessment of existing and likely future land use and planning in the study corridor, the identification of likely impacts of the Projects construction and operation and mitigation measures.

9.2 Planning framework Land use and development in the study corridor is guided by both State and local government legislation. This section provides an overview of the State and local planning framework relevant to the Project. Further details are also provided in Technical Paper No. 3 Land Use and Tenure.


9.2.1 State planning framework

The Sustainable Planning Act 2009 (SP Act) is the primary legislation guiding planning and development within Queensland. The purpose of the Sustainable Planning Act is to manage development processes and implications of development on the environment and coordinate the integration of local, regional and state planning.

The SP Act and the Sustainable Planning Regulation 2009 (SP Regulation) provide the overarching approvals requirements and exemptions for development within Queensland. The Project would be exempt under Schedule 4 of the regulations from assessment against the Brisbane City Plan 2000. Further information on the development approval requirements for the Project is provided in Chapter 4 Project Description.

The provisions of the SP Act enable the State Government to implement State Planning Policies (SPPs). SPPs establish the State Governments position in regard to planning matters of State significance and are applicable to development assessment, designation of community infrastructure and the making and amending of planning schemes across the State. A SPP prevails over a local planning instrument to the extent of any inconsistency. SPPs relevant to the Project include:

SPP 2/02 Planning and managing development involving acid sulfate soils

SPP 1/03 Mitigating the adverse impacts of flood, bushfire and landslide

SPP 4/10 Healthy waterways

SPP 5/10 Air noise and hazardous materials.

SPP 2/02 has been produced to manage development involving acid sulfate soils (ASS) in low-lying coastal areas. The SPP applies to land, soil or sediment at, or below five metres Australian Height Datum (AHD) and where natural ground level is less than 20 m AHD. It relates to development involving excavating or removing 100 m or more of soil or sediment or filling of land involving 500 m or more of material with an average depth of 0.5 m or greater.

Areas within the study corridor that may be subject to the SPP are generally located in areas close to the Brisbane River, ie Brisbane City, and Breakfast Creek, ie Bowen Hills and north to Albion, as well as areas to the west of the study corridor in the southern section near to Moolabin Creek and Stable Swamp Creek (Yeronga, Rocklea and Salisbury). Development within these areas which would disturb potential acid sulphate soils (PASS) or ASS would require an ASS management plan to be prepared which outlines the treatment and ongoing management of PASS and ASS.

Further discussion on areas of PASS and ASS is provided in Chapter 7 Topography, Geology, Geomorphology and Soils.

SPP 1/03 has been prepared to minimise the potential impact of natural hazards such as flood, bushfire and landslide on people, property, economic activity and the environment. The SPP is supported by Guideline for SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide which provides advice and information on interpreting and implementing the SPP. The SPP is relevant to areas across Queensland for flood as well as areas within the Brisbane LGA for landslide and bushfire. Landslides and bushfire are not likely to be risks in the study corridor. Areas susceptible to flooding are located near to waterways, including the Brisbane River, Breakfast Creek/Enoggera Creek and Oxley Creek.

SPP 1/03 is relevant to the Project on the basis that the whole of the Brisbane City Council (BCC) local government area is listed as a natural hazard management area. Development in natural hazard management areas should be compatible with the nature of the natural hazard. Where practicable, community infrastructure should be located and designed to function effectively during and immediately after natural hazard events commensurate with a specified level of risk. The Project tunnels have been designed to achieve flood immunity for a 1:10,000 year event. Potential impacts of the Project on flooding are discussed in Chapter 14 Flood Management.


SPP 4/10: Healthy Waters seeks to ensure development for urban purposes, including community infrastructure, is planned, designed, constructed and operated to manage stormwater and waste water in ways to help protect the environmental values specified in the Environmental Protection (Water) Policy 2009 (EPP (Water)). The SPP is consistent with and reflects the South East Queensland Regional Plan 2009-2031 (SEQ Regional Plan), which provides for the adoption of water sensitive design for achieving water quality objectives as set out in the EPP (Water). The SPP is applicable where development involves:

stormwater management

a material change of use for urban purposes that involves greater than 2,500 m of land reconfiguring a lot for urban purposes that involves greater than 2,500 m of land and results

in an increased number of lots or is associated with operational works operational works for urban purposes that involve disturbing greater than 2,500 m of land

waste water management for industrial or commercial development

a material change of use for urban purposes involving waste water discharge reconfiguring a lot for urban purposes involving waste water discharge operational works for urban purposes involving waste water discharge

community infrastructure involving any development described previously.

The SPP does not apply to development that involves making a material change of use of premises for an environmentally relevant activity, a material change of use or operational works made assessable by Schedule 3 of the Sustainable Planning Act or building work that is assessable only against the Building Act 1975. As the Project would be exempt from assessment against the City Plan, the application of this SPP would be limited. However, the SPP may apply to a number of the development requirements outlined in Appendix D.

The SPP 5/10 for Air, Noise and Hazardous Materials, which took effect on 2 May 2011, plans for and manages the appropriate assessment of any potential impacts of industrial air and noise emissions on human health and well-being. If assessment against the SPP is required, the relevant Project component would need to consider its proximity, orientation and design in order to protect the environmental values and human safety from industrial air and noise emissions and impacts from hazardous materials.

South East Queensland Regional Plan 2009-2031

The SEQ Regional Plan is the pre-eminent regional planning document for South East Queensland. The Plan has statutory force, in accordance with the SP Act and provides a strategic planning framework for the sustainable management of growth and development for the region to 2031 and beyond.

The SEQ Regional Plan outlines a regional vision for South East Queensland that is supported by nine strategic directions to achieve the preferred pattern of development for the region. The strategic directions relevant to the Project include:

creating a more sustainable future

accommodating future residential and employment growth

regional accessibility

building a series of strong, identifiable communities

providing infrastructure and services

supporting strong, healthy communities.


Supporting the regional vision, the SEQ Regional Plan identifies a regional land use pattern, which provides a spatial context for both the strategic direction and the regulatory provision of the Plan. The study corridor is located within the urban footprint area which identifies land to be developed for urban purposes to meet the land requirements for development in the region to 2031. The Project is consistent with the intent of the urban footprint designation.

The SEQ Regional Plan contains regulatory provisions to ensure that the strategic directions are implemented through the planning and decision making processes. The regulatory provisions for the Plan primarily relate to controlling development outside of the urban footprint area.

Generally, the Project supports the desired regional outcomes of the SEQ Regional Plan by addressing capacity constraints in Brisbanes inner city rail network, improving public transport movement and accessibility to identified high growth areas. In particular, the Project:

supports the sustainable growth of South East Queensland by reducing the demand for private vehicle transport

integrates land use and transport, supporting high growth areas within South East Queensland and areas of increased urban density along the study corridor, including in the Brisbane CBD and at Bowen Hills, Woolloongabba, Boggo Road, and Yeerongpilly through the provision of frequent and efficient public transport connections

provides improved public transport access for communities in the South East Queensland Region, including to regionally significant employment areas, such as the Brisbane CBD, Royal Brisbane and Womens Hospital (RBWH), Princess Alexandra Hospital (PA Hospital), Mater Hospital, Boggo Road Ecosciences Precinct, Bowen Hills, Queensland University of Technology (QUT), and Yeerongpilly transit oriented development (TOD)

support economic development in South East Queensland by facilitating improved rail freight movements to the Port of Brisbane and providing improved access to regionally significant employment areas

provides integration with existing public transport services such as busway and rail networks as well as active transport networks.

The relevant desired regional outcomes to the Project are described in further detail in Technical Report No. 3 Land Use and Tenure.

As the Project has been declared a significant project under section 26(1)(a) of the State Development and Public Works Organisation Act 1971, the State planning regulatory provisions of the SEQ Regional Plan do not apply.

South East Queensland Infrastructure Plan and Program 2010-2031

The SEQ Regional Plan is supported by the South East Queensland Infrastructure Plan and Program 2010-2031 (SEQIPP). The SEQIPP is a statement of the State Governments proposed investment commitments and timing for major infrastructure and identifies the infrastructure required to 2031 to realise the preferred pattern of development projected by the SEQ Regional Plan. Investment in transport infrastructure is a key aspect of the SEQIPP. The key principles of the SEQIPP that underpin regional transport investment are:

land use and planning reducing the need for travel through integrated planning

pricing and travel demand applying travel demand management measures to reduce private vehicle transport

travel options creating a public transport and active transport network that is accessible, frequent and reliable

efficiency maximising the efficiency of existing transport infrastructure

capacity building on existing infrastructure investment through upgrades and extensions.


The SEQIPP seeks to build on additional infrastructure investment by providing more public transport such as rail upgrades and extensions and station upgrades. Priority infrastructure projects include provision for improved rail capacity and reliability including new rolling stock and a program of station and line upgrades.

The initial studies and the Project are identified in the SEQIPP as key public transport network projects for the Greater Brisbane area.

Draft Connecting SEQ 2031: An Integrated Regional Transport Plan for South East Queensland

The draft Connecting SEQ 2031: An Integrated Regional Transport Plan for South East Queensland (Connecting SEQ 2031) is a long term planning document that will assist in the delivery of a sustainable, multi-modal transport network within South East Queensland. This Plan guides the prioritisation of available funds for transport projects and will inform the development and annual revisions of the Queensland Infrastructure Plan (due for release in 2011/2012).

The Project is identified within Connecting SEQ 2031 as a key action to completing an integrated transport network. Within the document, the majority of the Projects corridor is identified as a priority transit corridor. Priority transit corridors have been identified within inner Brisbane to connect a large number of specialist and general employment precincts and other major destinations, such as hospitals and universities. Connecting SEQ 2031 identifies that priority transit corridors generally contain areas where significant land use planning has been undertaken and the building stock is predominately suitable for redevelopment, therefore enabling land use change in the short term.

River City Blueprint

River City Blueprint is currently being developed by BCC, in partnership with the Queensland Government, to guide the future development of inner Brisbane to 2031 and beyond. The River City Blueprint is an outcome of the Smart Cities: Rethinking the City Centre report, which was released by the State Government in 2007 and identifies more than 30 current and prospective urban renewal and transport projects within Brisbanes inner suburbs. The River City Blueprint will form a strategic and integrated plan that considers existing plans, major developments and strategies within five kilometres of the Brisbane CBD.

The release of the River City Blueprint was originally scheduled for mid-2011. However, this has been delayed due to the January 2011 flood event. A new timeframe for the release of the document is yet to be announced.

The draft River City Blueprint addresses a number of land use and development issues, such as:

provision of new housing and commercial development

design of the inner city to support sustainable subtropical lifestyles

new public transport systems and river crossings

encouragement of knowledge-based industries and collocation with existing research and cultural facilities

provision of social infrastructure.

Key public transport and active transport connections are also identified throughout the inner city area.

The Project supports the densification and consolidation of land uses within the inner city through the provision of improved public transport access to the Woolloongabba urban development area (UDA), Bowen Hills UDA and development in areas such as Spring Hills, Bowen Hills, Woolloongabba and Kangaroo Point.


Urban Land Development Authority Act 2007

The Urban Land Development Authority Act 2007 (ULDA Act) provides for particular parts of the State to be declared as urban development areas and establishes the ULDA to manage and carry out development within defined UDAs.

Fourteen sites across Queensland have been declared as UDAs, of which the Bowen Hills and Woolloongabba UDAs are located within the study corridor.

An urban development scheme has been prepared for the Bowen Hills UDA to facilitate a coordinated approach to development in this area over a 10-15 year development horizon and ensure a development outcome that is consistent with surrounding land uses and activities.

Development within the UDA is to provide for a range and mix of uses, including residential, commercial, retail and community/recreational uses. The Bowen Hills Urban Development Scheme aims to maintain the existing function of the RNA Showgrounds for major events, supported by new mixed use development activities. High intensity development areas are also identified between Gregory Terrace and Wall Street and moderate intensity areas adjacent to OConnell Terrace and Bowen Bridge Road and between Perry Park and the Inner City Bypass (ICB).

The redevelopment of the existing Exhibition Station is not included in the development scheme. However, the scheme identifies development setbacks to allow future rail requirements and consideration is given to the heritage values of the existing station.

Development surrounding the existing Exhibition Station is to establish uses that activate the area and generate year-round activity, including residential, retail and entertainment uses.

The Project would allow integration with proposed development within the Bowen Hills UDA, and would provide increased rail services in the short-term to support nearby development.

The RNA Showgrounds, including the existing Exhibition Station, are located within the Bowen Hills UDA. A master plan has been prepared to guide redevelopment of the RNA site. Key objectives of the master plan seek to ensure that the inherent character of the Ekka and its experiences are preserved and that redevelopment occurs without detracting from the RNA Showgrounds. Retaining buildings and spaces which are of high heritage value, either in their own right or as an integral part of the Ekka experience is also identified as a key objective. The master plan also seeks to take account of the influences of a range of major changes in the RNA Showgrounds context associated with transport and traffic infrastructure, and with urban development.

A development application has been approved for the RNA Showgrounds, which involves demolition of some existing buildings and the addition of between 310,000 to 340,000 m2 of gross floor area of mixed use development. A new street network is proposed to facilitate improved access through the site. This includes a north-south link which connects St Pauls Terrace and Gregory Terrace (Grand Parade), as well as a plaza linking Gregory Terrace and the existing Exhibition Station, south of Show Ring 1. A range of mixed use precincts are proposed around the street edges, specifically OConnell Terrace, Exhibition Street, the proposed Grand Parade, Costin Street and Constance Street.

The redevelopment of the RNA Showgrounds would impact on heritage buildings and structures, although some heritage elements are to be retained to mitigate the loss of the precincts heritage values. Cumulative impacts on the heritage values of the RNA Showgrounds associated with the Project and the redevelopment of the Showgrounds site is addressed in Chapter 19 Non-Indigenous Cultural Heritage and Chapter 23 Cumulative Impacts.

The staged development of the site is intended to occur from 2012 to 2020, as outlined in Table 9-1.


Table 9-1 RNA proposed development

Location Land use type Timeframe

Grand Parade/Gregory Terrace Market 2012

Gregory Terrace Industrial pavilion 2012

OConnell Terrace (adjacent Show Ring 1) Cattle Pavilion 2012

Main Street Retail 2012

Constance Street /Grand Parade (proposed new road) Residential 2012-2013

Grand Parade/Main Street (proposed new road) Commercial 2012-2017

Grand Parade/Gregory Terrace Hotel etc. 2014

Sutton Street (proposed new road linking Grand Parade and Gregory Terrace)

Residential 2015-2018

OConnell Terrace (western end) Medical 2019-2020

OConnell Terrace/Gregory Terrace (eastern end of OConnell Terrace in front of the proposed Cattle Pavilions and Exhibition Buildings)

Residential 2019-2021

Source: Royal National Agricultural and Industrial Association of Queensland and Lend Lease (2010), RNA Showgrounds Development Application, Volume 3

A large proportion of the site would be developed prior to the commencement of the Projects construction. Ongoing consultation with the RNA and Lend Lease would be undertaken to manage development of the RNA Showgrounds and construction of the Project and to avoid or minimise potential impacts for future development.

A Development Scheme has been developed for the Woolloongabba UDA. The Scheme identifies the site as a future urban transit oriented precinct, containing a range and mix of residential, community, recreation and commercial uses, which is well connected to existing and planned transport infrastructure. Planning for the Project has been undertaken concurrently with the Woolloongabba UDA to maximise opportunities for the integration of transport and land use. Key aspects of the Development Scheme include a major public transport interchange incorporating the existing Bowen Hills Station and new bus stops and 20-30 storey development located in areas with easy access to the Bowen Hills Station to support the investment in public transport infrastructure. A centre core of parkland and urban plaza is also proposed to accommodate a range of community and recreational uses.

Yeerongpilly TOD Concept Plan

The proposed Yeerongpilly TOD is located on land previously occupied by the Department of Primary Industries Animal Research Institute, east of Fairfield Road. A concept plan of development has been developed for the site. This generally provides for commercial and retail development of six to nine storeys adjacent to Fairfield Road and residential development to the south of the site ranging from two to four storeys to nine to12 storeys. Improvements to local access and connectivity are also proposed through the construction of new roads or the realignment or relocation of existing roads and provision of a pedestrian overpass across Fairfield Road, linking to the existing Yeerongpilly Station (now complete).

The first release of land has been released to the market for development and development applications lodged with BCC for several sites. It was anticipated that a portion of the site would be developed prior to construction of the Project. However, the effect of the January 2011 flooding in the Brisbane River has caused the development scope and programme to be revised.

Improved public transport services achieved through the development of a new station at Yeerongpilly would support the transit oriented function of the Yeerongpilly TOD.


9.2.2 Local planning framework

At a local level, land use and development within the study corridor is guided by:

Brisbane CityShape Implementation Strategy, which sets out a local implementation strategy for the provisions of the SEQ Regional Plan

Brisbane City Plan, which guides and controls land use and development within the Brisbane City local government area (LGA), providing the strategic planning direction for the LGA as well as local development direction through local and neighbourhood plans

BCC local laws, which govern and regulate certain activities within the local government area such as parking, noise and vegetation.

While Schedule 4 of the SP Regulation exempts the Project from assessment against the City Plan, consideration of local planning frameworks is required by the ToR for the EIS.

Brisbane City Plan 2000

The City Plan provides the strategic planning direction and statutory land use and planning guidance for future development within Brisbane. The Plan comprises the Strategic Plan, area plans and local plans.

The Strategic Plan sets out the broad planning policy for the LGA and the overall land use structure for the City. It comprises a vision and desired environmental outcomes (DEOs) and strategies. BCCs vision for Brisbane to be the most liveable and progressive city in the Asia-Pacific Region, providing an enhanced quality of life for residents, a living environment based on the Citys sub-tropical character, and access to a wide range of services and public transport facilities. The vision also seeks to ensure the coordinated, integrated, efficient and equitable distribution of infrastructure.

The vision provides the foundation for the DEOs which set out the broad city-wide development intentions for the city. Those DEOs relevant to the Project relate to:

community life, health and safety, which seeks to achieve a safe, health and vibrant place to live, offering a wide range of local and regional services, facilities and activities

land use and built environment, which seeks to achieve a land use pattern and built environment that promotes the Citys unique environment, topography and urban layout and which features a sustainable network of residential areas, centres, employment areas and transport links

access and mobility, which aims to achieve an efficient transport system that promotes a compact urban structure and less reliance on private motor vehicles, and which allows people and goods to move safely, economically, equitably, comfortably and conveniently.

Local and neighbourhood plans

The City Plan comprises a range of local plans and neighbourhood plans which provide detailed guidance on planning and land use for the future development of specific localities across the City. The study corridor is covered by a number of local and neighbourhood plans as shown in Technical Report No. 3 Land Use and Tenure.

The planning and land use intent for each of the relevant local and neighbourhood plans is summarised in Table 9-2. Further information is also provided in Technical Report No.3 Land Use and Tenure. Local Area Plans are shown on Figure 9-1.

ITHACA DISTRICT

GRANGE DISTRICT

MOOROOKADISTRICT

TOOWONG INDOOROOPILLY DISTRICT

STEPHENSDISTRICT

ACACIA RIDGE

CITY CENTRE

WALTER TAYLORSOUTH DISTRICT

EAST BRISBANECOORPAROO

DISTRICT

WEST ENDWOOLLOONGABBA

DISTRICT

CLAYFIELD /WOOLOOWIN

DISTRICT

BOWENHILLS

ALBION

MILTON

SPRINGHILL

FORTITUDEVALLEY

NEWSTEAD &TENERIFFE

WATERFRONT

KANGAROOPOINT

PENINSULA

WOOLLOONGABBACENTRE

LATROBE/GIVENTERRACE PETRIE

TERRACE

KELVINGROVE

CROSS RIVER RAILENVIRONMENTAL IMPACT STATEMENT

Figure 9-1Local Area Plan Boundaries

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Table 9-2 Local and neighbourhood plans

Local and neighbourhood

plan

Planning and land use intent

Bowen Hills Local Plan

This area has also been identified as the Bowen Hills UDA. Capitalising on the areas proximity to the Brisbane CBD and Fortitude Valley, the Local Plan proposes intensification of land uses, particularly around transport nodes. Major sites in the local plan area include RNA Showgrounds and Mayne Rail Yard. Growth and development associated with the RBWH is also expected. A large portion of this local plan is occupied by the Bowen Hills UDA and as such, is subject to the planning intent established by the ULDA.

Petrie Terrace and Spring Hill Local Plan

This Local Plan identifies the need to protect the large number of buildings with cultural or historical significance in this area from demolition and unsympathetic development. Further encouragement of residential uses is proposed within the area through suitably located high density residential development, which maintains the areas character. Commercial development should not occur outside areas designated as city centre or other areas that are not well served by both bus and rail.

Ithaca District Local Plan

Commercial and light industrial uses are to be primarily located between Milton Road and the Brisbane River within the north Milton industrial precinct. Further commercial development is also proposed for the area immediately north and west of Victoria Park around the existing sites of RBWH and QUTs Kelvin Grove Campus. Residential development within the District is primarily established as character timber and tin, single lot dwellings.

City Centre Neighbourhood Plan

Land use planning for the City Centre encourages development of high density commercial and residential areas, complemented by a vibrant retail core and high level recreational and entertainment uses. The Neighbourhood Plan does not enforce a maximum building height, unless a building is located in a sensitive area (eg adjacent to a heritage place). A number of sites have been identified as strategic redevelopment areas and are earmarked as potential office development or hotel development. Whilst reinforcing the major high rise commercial areas and supporting intensity of uses, development must also maintain the character and integrity of heritage places located in the City Centre. Additionally, development must also support reduced dependence on private vehicles through high quality pedestrian connections and access to public transport. The Plan also establishes a number of special context areas, which comprise places of historical and cultural significance or areas that offer future development opportunities. These include North Bank, Town Reach, Central Station Plaza and Countess Street and Roma Street Station. Countess Street and Roma Street Station provide opportunity for development to strengthen the connection between the City Centre and surrounding areas with development to reflect the areas purpose as a transition zone between the City and the inner urban suburbs.

East Brisbane/Coorparoo District Local Plan

The key development principles of the Local Plan are to protect the existing significant character housing and areas with environmental values, whilst also maintaining a wide range of residential and commercial uses and improving vehicle and pedestrian/cycle access throughout. Centres such as Coorparoo Junction and Stones Corner will remain as important places across the District for employment, retail and social purposes.

Woolloongabba Centre Neighbourhood Plan

The Woolloongabba Centre Neighbourhood Plan proposes significant local planning and land use changes including development of an intensive core area at the intersection of Logan Road and Jurgens Street, containing a mix of uses with heights of up to 20 storeys. Residential uses offering a mix of housing types are to continue to be located at Woolloongabba Hill, with intensification of uses in this area up to four storeys. Logan Road and Stanley Street are to continue to develop through a mix of uses, with intensification of this area supported to building heights of six to eight storeys.

West End-Woolloongabba District Local Plan

Significant local planning improvements are proposed by the local plan for major sites within the study corridor. The current Goprint site is identified for potential future redevelopment to capitalise on its proximity to the Woolloongabba busway station to allow for a mix of uses, including high density residential development. This is proposed to be progressed through the ULDAs Woolloongabba UDA. The Buranda residential precinct located adjacent the PA Hospital, is to provide medium density residential development, offering a range of housing types.


Local and neighbourhood

plan

Planning and land use intent

Stephens District Local Plan

The Stephens District Local Plan identifies the need to provide further residential development through redevelopment of sites such as Boggo Road Gaol and Tennyson power station. Development is to be sympathetic to the existing character housing that is prevalent throughout the District. These sites are also to be supported by public transport. Ipswich Road will continue to be a location for more intensive residential and commercial/retail development.

Moorooka District Local Plan

The Moorooka District Local Plan identifies areas of character residential properties that should be retained. The local plan identifies that future residential development should be developed in a way that contributes to the character of the area, while also being diverse enough to meet the needs of the community. Significant environmental features such as Rocky Waterholes Creek and Stable Swamp Creek are to be preserved for their ecological and recreational values. Views from within the area to other environmental features such as hills or ranges, or to the city centre, are to be preserved and complemented through landscape amenity improvements. These include green, leafy streets and attractive commercial and industrial areas.

Acacia Ridge Local Plan

The Acacia Ridge area is dominated by Archerfield Airport. Future residential development within this area is to consider potential sensitivity implications of being located within close proximity to the airport, light and medium industrial uses. Environmentally sensitive areas around Blunder Creek and Oxley Creek are to be protected from intensive industrial activities. The Local Plan encourages the provision of active transport networks.

Overall, the Project is consistent with the intent of the local and neighbourhood plans covered by the study corridor and generally supports those areas identified for increased residential and commercial development at Bowen Hills, Brisbane CBD, Woolloongabba, Boggo Road and Yeerongpilly, through the provision of improved public transport access.

Area designations

The City Plan sets out development intentions and DEOs for each area and identifies the intended pattern of development to be achieved. This area classification is identified on the planning scheme maps within the City Plan.

Planning scheme area classifications for the study corridor are shown on Figure 9-2 to Figure 9-5 and are outlined in Table 9-3.

Table 9-3 City Plan area designations

Area Purpose/intent Project relevance

Character residential Character residential areas primarily accommodate pre1946 houses. Key character residential precincts located within the study corridor are located in areas of Spring Hill, Woolloongabba and Fairfield. Character residential areas are included in the demolition control precinct.

Low density residential Predominantly comprised of detached houses, one or two storeys in height. Prominent low density areas within the study corridor are located within Albion/Wooloowin.

Character and low density housing areas located in areas adjacent to or in close proximity to rail stations serviced by the Project may eventually be redeveloped at higher densities to benefit from increased transport connectivity. Character and low density areas located in areas that are removed from rail infrastructure are unlikely to experience changes in density. This is a result of existing planning provisions that seek to retain traditional housing stock and character and to maintain the low density urban form.



Low-medium density residential

The lowmedium density residential areas contain a mix of houses up to two storeys, two and three storey multiunit dwellings and single unit dwellings. Land in this area is located in those parts of the city that are close to public transport networks or centres. Low-medium density areas within the study corridor are the primary residential classification within the study corridor.

Low-medium density areas, predominantly located within Yeronga and Yeerongpilly may experience pressure to be redeveloped at higher densities as a result of improved access to public transport. This is specifically relevant to areas close to the new Yeerongpilly Station.

Medium density residential Medium density residential areas are located in near City locations with good access to public transport and centres. Medium density residential areas will accommodate single unit dwellings and multiunit development up to five storeys. Medium density residential areas are primarily located within Kangaroo Point and Woolloongabba within the study corridor.

High density residential High density residential areas are located close to the city with very good access to public transport and facilities. High density residential areas are in locations with outstanding views to the central city or Brisbane River. High density residential areas are primarily located within Kangaroo Point and Spring Hill within the study corridor.

Areas classified as medium or high density residential are unlikely to change as a consequence of the Project.

Special purpose centre Special purpose centres provide for particular major activities. Each special purpose facility is designated differently within the scheme determined by the purpose of the development. The study corridor contains a number of special purpose centres including: SP1 Major Hospital and

Medical Facility (including the Princess Alexandra Hospital (PA Hospital) and RBWH),

SP2 Major Education and Research Facility (including QUT Gardens Point)

SP4 Major Sporting Stadium (Gabba Stadium)

SP5 Entertainment Centre (RNA Showgrounds)

SP8 Major Residential Institution (Albion)

SP13 Office Park (Bowen Hills)

A number of special purpose centres with high travel demands would benefit from the improved public transport accessibility provided by the Project, including: RBWH RNA Showgrounds during major

events office park located to the south of

Mayne Rail Yard Gabba Stadium during events PA Hospital Moorooka car sales and service area

along Ipswich Road These area classifications are unlikely to change as a consequence of the Project.



Multi-purpose centre (MP1) city centre

The political, administrative, economic and social heart of Brisbane

Multi-purpose centre (MP2) The major concentrations of centre activities outside the city centre. Major centres are located at Spring Hill and Woolloongabba on the outskirts of the Brisbane CBD.

Multi-purpose centre (MP3) suburban centre

Characterised by small tenancies within a limited area, or lower density larger tenancies over a broader area. They generally provide a variety of services and contains more than 6,000 m of gross floor area MP3 areas include Spring Hill, Fairfield, Bowen Hills, Albion and Yeronga.

Multi-purpose centre (MP4) convenience centre

Characterised by smaller centres providing local services within walking distance of residents. They generally contain less than 6,000 m2 of gross floor area. MP4 areas include Dutton Park.

A number of multi-purpose centres with high travel demands would benefit from improved public transport accessibility provided by the Project, including: city centre (MP1) major centre (MP2), includes areas

in Bowen Hills, Spring Hill and Woolloongabba

suburban centre (MP3) These area classifications are unlikely to change as a consequence of the Project.

Emerging community Areas containing land suitable for future urban development. Land within emerging community areas require the preparation of a neighbourhood structure plan before development can occur. Emerging communities areas are located in Dutton Park.

Future urban development within this area would be supported by improvements to public transport access as a result of the Projects station at Boggo Road.

Community use area Land in the community use area may be either privately or publicly owned and accommodates a range of community uses. Community uses are designated differently within the scheme, determined by the purpose of the development. The study corridor contains a number of community use areas including: CU1 Cemetery (Brisbane

South Cemetery) CU2 Community facilities

(such as religious facilities) CU4 Education purposes CU5 Emergency services

(including ambulance stations etc)

CU7 Railway activities CU8 Utility installation

With exception to community use areas that may be acquired for the Project, it is unlikely changes to these classifications would occur due to the Project.



Park land Characterised by informal open air recreation and outdoor cultural and educational activities. Areas may also provide opportunities for informal sports or other events on a casual basis. Major areas include Victoria Park and Roma Street Parkland.

Sport and Recreation Provides for more formal sport and recreation and may include club buildings and associated off-street parking facilities.

Park land and sport and recreation areas are unlikely to change as a consequence of the Project. A small area of park land within Victoria Park would be acquired for the Project.

Light industry Comprises industries and warehousing that has low environmental impact.

Industrial areas within Yeerongpilly would be acquired for the construction and operation of the Project. Following construction, there may be pressure to redevelop land surplus to the Project for non-industrial urban development to capture the benefits of improved public transport access. This would be subject to a separate planning process.

Local laws

Local laws are adopted by councils as a means to having a greater level of protection over particular places or activities. Local laws are administered under the Local Government Act 2009. They provide local governments with the ability to establish permit or licence regimes for activities they seek to regulate, to create offences for unacceptable behaviour and to allow for the issue of compliance or abatement notices.

BCC currently has 35 local laws and six subordinate local laws. Local laws relevant to the Project are discussed further in Chapter 4 Project Description.

OXLEY

HENDRA

MILTON

ALBION

BARDON

DOOMBEN

HERSTON

ROCKLEA

WINDSOR

YERONGA

LUTWYCHE

ENOGGERA

BRISBANENEW FARM

ST LUCIA

STAFFORD

FAIRFIELD

SALISBURY

COORPAROO

WOOLOOWIN

GRACEVILLE

SOUTH BANK

MITCHELTON

DUTTON PARK

BOWEN HILLS

SPRING HILL

MORNINGSIDE

YEERONGPILLY

MOUNT GRAVATT

INDOOROOPILLY

SOUTH BRISBANE

KANGAROO POINT

FORTITUDE VALLEY


Area Classifications - Overview

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LEGENDStudy Corridor

Area ClassificationCommunity Use AreasEmerging CommunitiesGreen Space Areas

Industrial AreasInvestigation AreaMulti Purpose CentresResidential AreasSpecial Purpose Centres

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Figure 9-2

ALBION

HERSTON

WINDSOR

LUTWYCHE

BRISBANE

NEW FARM

WOOLOOWIN

SOUTH BANK

BOWEN HILLS

SPRING HILL

KANGAROO POINT

FORTITUDE VALLEY


Figure 9-3Area Classifications

(Northern Section)

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MILTON

HERSTON

BRISBANE

NEW FARM

ST LUCIA

FAIRFIELD

SOUTH BANK

DUTTON PARK

SPRING HILL

SOUTH BRISBANE

KANGAROO POINT

FORTITUDE VALLEY



(Central Section)

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YERONGA

FAIRFIELD

SALISBURY

YEERONGPILLY



(Southern Section)

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9.3 Description of existing land use This section describes existing land uses within the study corridor. This information is based on a survey of existing land uses undertaken as part of these investigations, which gathered information on land use and building type. Further information on the land use descriptions and building definitions is provided in Technical Report No.3 Land Use and Tenure.

9.3.1 Overall study corridor

The study corridor comprises a broad mix of land uses that reflect the inner city and inner suburban location and includes areas of residential, commercial, community, open space and light industry. General land uses are shown on Figure 9-6. Land uses for the corridor are shown on Figure 9-7.

Residential uses are the most prominent land use within the study corridor, with these located in a number of locations including:

to the north of Breakfast Creek

at Spring Hill

between the Brisbane River and Yeerongpilly Station

east of Ipswich Road and between Stable Swamp Creek and Riawena Road.

Industrial land uses are primarily located at Bowen Hills and between the existing Yeerongpilly Station and Stable Swamp Creek at Salisbury. Commercial uses are predominantly located within the Brisbane CBD.

The study corridor contains a mix of densities with the highest densities located within the Brisbane CBD. Higher density development is also located at key employment areas, such as Woolloongabba and Spring Hill, and around key transport nodes.

!!!!

!!!!

!!

!!

!! !!

!!

!!!!

UQ

The Gabba

Victoria Park

Tennis Centre

Mater Hospital

RNA Showgrounds

Suncorp Stadium Roma Street Parklands

Botanic Gardens & QUT

Royal Brisbane Hospital

Princess Alexandra Hospital


Figure 9-6Land Use Context

0 1 2km

LEGEND

!! Key FeatureStudy Corridor

Land Use PrecinctCBDIndustryResidential

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OXLEY

HENDRA

MILTON

ALBION

BARDON

DOOMBEN

HERSTON

ROCKLEA

WINDSOR

YERONGA

LUTWYCHE

ENOGGERA

BRISBANENEW FARM

ST LUCIA

STAFFORD

FAIRFIELD

SALISBURY

COORPAROO

WOOLOOWIN

GRACEVILLE

SOUTH BANK

MITCHELTON

DUTTON PARK

BOWEN HILLS

SPRING HILL

MORNINGSIDE

YEERONGPILLY

MOUNT GRAVATT

INDOOROOPILLY

SOUTH BRISBANE

KANGAROO POINT

FORTITUDE VALLEY


Figure 9-7Existing Land Use - Overview

0 0.5 1 1.5 2 2.5

km


Existing LanduseResidential - DetachedResidential - Multiple UnitResidential - AccommodationMixed Use (Resid/Comm/Retail)Mixed Use (Commercial/Retail)Commercial/RetailOffice Space

IndustryCommunityEducationHealth CareCar ParkOpen Space/Park/RecreationVacantTransport Infrastructure

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9.3.2 Northern section Wooloowin to Bowen Hills

Existing land uses in the northern section of the study corridor are shown in Figure 9-8. The northern area is dominated by a number of large community uses surrounded by low-medium density residential and commercial and industrial uses. The area also includes a range of major transport uses.

Prominent land uses include:

RNA Showgrounds at Bowen Hills (Photograph 9-1), located south of OConnell Terrace

RBWH, at Bowen Bridge Road

Queensland Rail facilities including at Mayne Rail Yard, Hudson Road and stations at Wooloowin, Albion, Bowen Hills and Exhibition

BCC Bowen Hills bus depot

Clem Jones Tunnel and Airport Link tunnel (currently under construction)

Unitab complex at Sandgate Road.

Photograph 9-1 RNA Showgrounds

Residential uses are predominantly located in the suburbs of Wooloowin, Albion and Windsor, although a pocket of residential uses are also located east of Abbotsford Road in Bowen Hills. Residential uses in these suburbs generally comprise detached, low density residential dwellings with many dwellings comprising pre-1946 timber and tin character houses. However, multi-unit dwellings are also common, particularly near key transport nodes and local centres. New residential developments are located at Jeays Street and Hurworth Road at Bowen Hills as well as on Campbell Street, west of Breakfast Creek.

Commercial and light industry land uses are predominantly located in Bowen Hills and generally comprise manufacturing, production, processing, repairing, storage or transport businesses as well as a mix of office space, retail and cafe businesses. Areas of commercial and light industrial uses are also located at Sandgate and Hudson roads at Albion, with land uses consisting of restaurants/cafes, office space, retail, wholesale/warehouse businesses and some vehicle maintenance and service station businesses.

ALBION

HERSTON

WINDSOR

LUTWYCHE

BRISBANE

NEW FARM

WOOLOOWIN

SOUTH BANK

BOWEN HILLS

SPRING HILL

KANGAROO POINT

FORTITUDE VALLEY


Figure 9-8Existing Land Use(Northern Section)

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A number of large and small scale community uses are also located in this section of the study corridor. Health and medical services supporting the RBWH are focused on OConnell Terrace, Campbell Street and Hamilton Place. The Holy Cross Church complex at Bridge Road includes a primary school and aged care, open space and recreation areas include Perry Park at Edmonstone Road, Bowen Park at Bowen Bridge Road, the western bank of Breakfast Creek, Windsor Park and the RNA Showgrounds. A number of small open spaces are scattered across the suburbs which provide informal recreation uses. Community uses are described further in Chapter 20 Social Impact Assessment.

Areas and features of environmental significance, identified in Brisbane City Councils Natural Assets Planning Scheme Policy (NAPS Policy), are located:

in the vicinity of the rail corridor at Hudson Road

adjacent to the Albion Overpass and McDonald Road

along the banks of Breakfast Creek

within Mayne Rail Yard

within, and along streets near to, the RNA Showgrounds.

These environmentally significant areas and features are described further in Chapter 11 Nature Conservation.

9.3.3 Central section Spring Hill to Dutton Park

The central section of the study corridor includes the suburbs of Spring Hill, Brisbane CBD, Kangaroo Point, Woolloongabba, Dutton Park and Fairfield. Generally this section is defined by the commercial centre of the Brisbane CBD and the broad mix of uses situated in surrounding inner city suburbs.

Land uses in this section of the study corridor are shown on Figure 9-9.

Spring Hill and Brisbane CBD

The Brisbane CBD is the principle activity centre and administrative centre for South East Queensland and contains a high density mix of retail, commercial, government, education and residential uses. Spring Hill also accommodates a broad range of uses, including many prominent community, recreation, health and education activities and residential uses.

Major land uses in Spring Hill and the Brisbane CBD include:

recreational uses such as Victoria Park, Victoria Park Golf Course, Roma Street Parkland and the Brisbane City Botanic Gardens

health uses including St Andrews War Memorial Hospital, Brisbane Private Hospital and Brisbane Dental Hospital

educational uses such as Brisbane Grammar School, Brisbane Girls Grammar School, St Josephs College and QUT Gardens Point

commercial and retail uses, including Boundary Street at Spring Hill, Queen Street Mall retail precinct, Eagle Street financial precinct and Government precinct at George Street

major transport uses, including Roma Street and Central stations, Brisbane Transit Centre, Roma Street rail yard, busway stations at Roma Street, King George Square and Queen Street Mall and ferry terminals at North Quay, Gardens Point and Riverside

Government administrative uses, including the Commonwealth Law Court and Law Court Complex, State Law Building, Queensland Police Headquarters, Treasury Building, Lands Administration Building, State Works Centre, Parliament House and BCC offices.

MILTON

HERSTON

BRISBANE

NEW FARM

ST LUCIA

FAIRFIELD

SOUTH BANK

DUTTON PARK

SPRING HILL

SOUTH BRISBANE

KANGAROO POINT

FORTITUDE VALLEY


Figure 9-9Existing Land Use

(Central Section)

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Residential uses are predominantly located in Spring Hill in the area bounded by Gregory Terrace, Boundary Street and St Pauls Terrace and are generally characterised by a mix of both character and brick, detached and multiple unit dwellings located on steep, narrow streets with some areas providing views towards Victoria Park and the Brisbane CBD (refer to Photograph 9-2). Residential uses, including temporary visitor accommodation and permanent residences, are also located throughout the Brisbane CBD and comprise a mix of medium and high density multiple unit dwellings. Clusters of residential uses are located at Albert Street and the Roma Street Park Land.

Photograph 9-2 Typical residential street in Spring Hill

High density commercial office and retail uses are the predominant land use in the Brisbane CBD. General clusters are identifiable at key locations such as the legal precinct towards the northern end of George Street and the financial precinct at Eagle Street. Retail uses are generally located within the retail heart, focussing on Queen Street Mall, Adelaide Street, Edward Street, Elizabeth Street and George Street. Albert Street also contains a mix of small scale retail uses such as bookshops, restaurants/cafes and clothing outlets. George Street and William Street are identified as the primary Government administrative precinct and comprise a range of local, State and Commonwealth buildings.

Alice Street comprises a range of residential and commercial land uses, including two hotels (Quay West and Royal on the Park), a multiple unit residential dwelling, a restaurant and a mixed use building (refer to Photograph 9-3). Access to these properties is from Alice Street with the Royal on the Park and adjacent properties having dual access from Alice Street and Margaret Street.

Photograph 9-3 Alice Street (looking west)

Access to basement parking for commercial and residential uses is generally provided from the street frontages, although in some cases, vehicle access to buildings is provided via rear laneways or from within the carriageway such as the Myer Centre car park exit to Albert Street and the Queens Plaza car park entrance and exit to Edward Street.


A wide range of regional community uses are located within Spring Hill and the Brisbane CBD. Four schools are located near Victoria Park at Spring Hill including Brisbane Girls Grammar School, Brisbane Grammar School, St Josephs College at Gregory Terrace and Brisbane Central Primary School at Water Street. St Andrews Hospital is located at Boundary Street, providing a range of other associated health, community and education uses. QUT Gardens Point is located adjacent to the Brisbane River at the southern end of George Street.

A number of major open space and recreation areas are located in Spring Hill and the Brisbane CBD. Victoria Park occupying land to the north and south of the ICB (Photograph 9-4), provides for a number of formal and informal recreational activities, including the Centenary Aquatic Centre and cricket, tennis and netball facilities that are used by residents, visitors and nearby schools. An Energex facility, Biomedical Technology Services Facility and BCC Local Asset Services Central Compound are located adjacent to Victoria Park, while a number of health care businesses are located within the Centenary Aquatic Centre. Victoria Park provides a buffer between residential uses adjacent to Gregory Terrace and major transport infrastructure, such as the northern rail line and the ICB.

The City Botanic Gardens occupies a site of approximately 20 ha and is bounded by Alice Street, QUT, Parliament House and the Brisbane River. City Botanic Gardens includes a range of business and community uses including the Riverstage, caf and cycle hire.

Other recreational and open space areas within Spring Hill and the Brisbane CBD include Roma Street Park Land, Wickham Park, King Edward Park Hardgrave Park, E.E. McCormick Place, Emma Miller Place Queens Park, ANZAC Square, Post Office Square, King George Square and Reddacliff Place at Brisbane Square.

Photograph 9-4 Victoria Park and Victoria Park Golf Course (viewed from the Centenary Pool Complex)

Areas and features of environmental significance identified in BCC NAPS Policy, are located within Victoria Park and Yorks Hollow, along Wickham Terrace at Spring Hill, and along the banks of the Brisbane River and within the City Botanic Gardens within the Brisbane CBD. These environmentally significant areas and features are described further in Chapter 11 Nature Conservation.

Kangaroo Point, Woolloongabba and Dutton Park

Kangaroo Point, Woolloongabba and Dutton Park contain a diverse mix of land uses at a range of different densities, including entertainment, retail, residential, transport and community uses.

Major land uses in this section of the study corridor include:

Queensland Government Land Centre and Goprint

Gabba stadium


community uses, such as St Vincents Hospital, the Woolloongabba Dental Hospital, Church of Jesus Christ of the Latter Day Saints at River Terrace, St Nicholas Russian Orthodox Church, the German Club at Vulture Street, St Josephs Primary School, Dutton Park Primary School, South Brisbane (Dutton Park) Cemetery and the PA Hospital

Boggo Road Urban Village, including the Boggo Road Gaol and Ecosciences Precinct

major transport facilities, such as the South East Busway, including the Woolloongabba Busway Station (Photograph 9-5), Park Road Station, Boggo Road Busway Station, the Pacific Motorway and Clem Jones tunnel

utilities such as the Telstra Exchange at Main Street

Golden Casket building at Ipswich Road

Mater Hospital precinct, west of the study corridor

Sommerville House School and St Laurences College, west of the study corridor.

Photograph 9-5 Woolloongabba Busway Station

The Mater Hospital is also located immediately west of the study corridor, and comprises six separate hospital facilities providing employment for approximately 7,500 people (Mater Health Services, 2010).

Residential uses are generally located north of Vulture Street at Kangaroo Point, and south of Hawthorn Street and near Park Road Station at Woolloongabba. At Dutton Park, residential uses are generally located in that area bounded by the Boggo Road Urban Village, Annerley Road, the existing rail corridor and Pound Street. Residential uses include a mix of detached character houses and multiple unit apartments. A range of higher density residential developments have also recently been developed, such as the Gabba Central at Ipswich Road.

Commercial and retail uses are generally located adjacent to Vulture Street and Ipswich Road. Land uses within the commercial precincts of Stanley Street and Logan Road provide a mix of existing and emerging small scale retail and restaurants/cafes. A pocket on light industrial uses is also located at Burke Street and Dibley Street, Woolloongabba.

Recreational areas are located along the Brisbane River, east of the Gabba Stadium and at Kangaroo Point Park, located on Baines Street in Kangaroo Point.

Areas and features of environmental significance identified in BCC NAPS Policy are located along River Terrace, Leopard Street, Main Street and Lockhart Street, as well as at the site of the Boggo Road Gaol and South Brisbane Cemetery. Environmentally significant areas and features are described further in Chapter 11 Nature Conservation.


9.3.4 Southern section Fairfield to Salisbury

The southern section of the corridor includes the suburbs of Fairfield, Yeronga, Yeerongpilly, Moorooka, Rocklea and Salisbury. Generally this section of the study corridor is defined by a mix of low density residential dwellings, light industry and community uses. Land uses in this section of the study corridor are shown on Figure 9-10.

Fairfield, Yeronga and Yeerongpilly

The suburbs of Fairfield, Yeronga and Yeerongpilly primarily comprise low density detached residential uses. Key land uses in these suburbs include:

Queensland Tennis Centre and adjacent Tennyson Reach residential development

education facilities, including Yeronga State High School, Yeerongpilly Primary School and Yeronga TAFE

community uses such as Fairfield Gardens Shopping Centre, RSPCA shelter and Yeronga Services Club

Queensland Rail infrastructure, including Clapham Rail Yard and stations at Fairfield, Yeronga and Yeerongpilly

open space areas, including Robinson Park and Brisbane Golf Club.

Residential uses are the predominant land use type, with these generally comprising low density detached character houses. Many residential streets are lined with well-established trees that contribute to the character and amenity of the area and that are representative of Brisbanes older suburbs. Multiple unit dwellings of varying ages are also scattered throughout this section of the study corridor, particularly around key transport nodes and major road corridors. The Tennyson Reach development is also located adjacent to the Brisbane River and comprises a number of medium to high density residential apartments (refer to Photograph 9-6). Further high rise residential apartments are proposed to be developed in this area as part of the Yeerongpilly TOD.

Photograph 9-6 Tennyson Reach development

Light industrial and commercial uses, comprising a mix of car yards and vehicle maintenance and repair businesses, warehouse and wholesale activities, commercial uses, community support uses and other business are located south of the existing Yeerongpilly Station. A small area of light industry/commercial development is also located adjacent to the south-east corner of the South Brisbane Cemetery.

ROCKLEA

YERONGA

FAIRFIELD

SALISBURY

YEERONGPILLY


Figure 9-10Existing Land Use(Southern Section)

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Fairfield Gardens is the main shopping centre servicing this area. It provides a range of retail, community and service uses and was identified during consultation for the Project as an important local centre for residents in Fairfield and neighbouring suburbs. A small local shopping centre is also located at Fairfield Road, while a number of small convenience businesses are located on Wilkie Street near the existing Yeerongpilly Station.

A number of community facilities are located throughout this section of the study corridor. Educational facilities include Yeronga TAFE and Yeronga State High School at Villa Street and Yeronga Primary School at Park Road. Robinson Park and JF OGrady Memorial Park at Fairfield and Yeronga Park at Yeronga are important open space areas providing both organised and passive recreational activities (refer to Photograph 9-7).

Photograph 9-7 Fairfield open space

Areas and features of environmental significance identified in BCC NAPS Policy are located throughout this area. These are described further in Chapter 11 Nature Conservation.

Moorooka, Rocklea and Salisbury

The suburbs of Moorooka, Rocklea and Salisbury contain a mix of residential and industrial uses. Land use mix indicates the transitional role the area plays between industrial suburbs to the west and residential suburbs to the east.

Key land uses in this area include:

education uses such as the Skills Tech Salisbury Campus and Nyanda State High School

transport uses, including Moorooka, Rocklea and Salisbury Stations

general industry uses.

Industrial uses are the predominant land use in these suburbs, with this comprising manufacturing, production, processing, repairing, storage or transport businesses. Industrial land uses are primarily located near major transport networks, such as the rail line, Beaudesert Road and Granard Road.

Residential uses also feature prominently within Rocklea and Salisbury, with residential areas located south of Rocklea Station and east of Salisbury Station. These generally comprise detached houses, although some multiple unit dwellings are located in areas close to Rocklea Station. Open space is primarily situated along Rocky Waterholes Creek and Stable Swamp Creek. Peter Scott skate park is located adjacent to Rocky Waterholes Creek while Kookaburra Park and Brothers St Brendans are located adjacent to Stable Swamp Creek.

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Sum

mar

y of

pro

pose

d de

velo

pmen

t D

evel

opm

ent

appl

icat

ion

(sta

tus)

Wex

ford

Gre

en

22 M

orris

Stre

et,

Woo

loow

in

19 R

P170

266

272

resi

dent

ial u

nits

and

17

tow

nhou

ses

com

plem

ente

d by

reta

il, c

omm

erci

al a

nd c

omm

unity

use

s.

Yes

(App

rove

d 1/

06/1

0)

The

Mill

The

site

is lo

cate

d on

1.

3 he

ctar

es a

nd is

bou

nd

by th

e ra

il co

rrid

or, A

lbio

n R

oad

and

Hud

son

Roa

d,

Albi

on

129,

130

, 131

, 134

, 13

5, 1

36 R

P19

306,

1,

2, 1

32 R

P48

402,

1, 2

, 3

RP5

9681

Mix

ed u

se T

OD

acc

omm

odat

ing

a m

ix o

f res

iden

tial

apar

tmen

ts, c

omm

erci

al o

ffice

s, re

side

ntia

l and

reta

il us

es.

Yes

(A

ppro

ved)

RN

A S

how

grou

nds

Red

evel

opm

ent

The

site

is lo

cate

d w

ithin

th

e R

NA

Sho

wgr

ound

s,

Bow

en H

ills

481

SP19

6765

600

, 3

SP19

0738

, 2

SP14

4596

, 487

SP

1967

76, 4

84, 4

86

SL 4

553,

641

SP

1967

55, 4

85

SP19

2466

, Ale

xand

ria

Stre

et R

oad

Res

erve

Dev

elop

men

t of a

n ad

ditio

nal 3

10,0

00 to

340

,000

m2 o

f gr

oss

floor

are

a of

mix

ed u

se d

evel

opm

ent.

Yes

(App

rove

d 1/

12/2

010)

Met

ro (B

owen

Hills

No.

1)

16 H

amilt

on P

lace

, Bow

en

Hills

1,

4 R

P998

17

194

resi

dent

ial u

nits

and

sho

p sp

ace.

Ye

s (A

ppro

ved

25/1

0/20

10)

Met

ro (B

owen

Hills

No.

2)

29-3

5 C

ampb

ell S

treet

, 12

Haz

elm

ount

Stre

et, 2

9 M

ayne

Stre

et, B

owen

Hill

s

1 R

P782

99, 1

R

P89

174,

46

RP

9895

, 49

SP1

1035

3

286

resi

dent

ial u

nits

and

sho

p sp

ace.

Ye

s (A

ppro

ved

29/4

/201

1)

Met

ro (B

owen

Hills

No.

3)

37 M

ayne

Stre

et, B

owen

H

ills

1 R

P110

079

242

resi

dent

ial u

nits

. Ye

s (L

odge

d 20

/12/

2010

)

Unk

now

n 15

1-17

1 R

oma

Stre

et,

Bris

bane

1S

P100

562,

2,

3,4,

5,6

SP

1005

62,

50SP

1366

10

New

offi

ce, c

entre

act

iviti

es a

nd c

ar p

ark

with

in th

e R

oma

Stre

et T

rans

it C

entre

. Unc

erta

in a

s to

futu

re ti

min

gs.

Yes

(App

rove

d 12

/12/

2007

)

Bris

bane

City

Hot

el

40 E

lizab

eth

Stre

et,

Bris

bane

1

RP

8830

66

27 s

tore

y, 2

89 a

partm

ent h

otel

. Y

es (A

ppro

ved

22/9

/201

0)

Cros

sRive

rRail

Pa

ge 9-

33

Nam

e A

ddre

ss

Lot a

nd p

lan

Sum

mar

y of

pro

pose

d de

velo

pmen

t D

evel

opm

ent

appl

icat

ion

(sta

tus)

Unk

now

n 11

1 M

ary

Stre

et a

nd 2

22

Mar

gare

t Stre

et, B

risba

ne

1-6

RP1

2343

3 A

90 s

tore

y re

side

ntia

l and

hot

el to

wer

and

a 3

4 st

orey

of

fice

tow

er.

Yes

(Lod

ged

24/5

/201

1)

99-1

03 M

ary

Stre

et

99-1

03 M

ary

Stre

et,

Bris

bane

17

RP1

2968

6 31

sto

rey

hote

l with

216

hot

el ro

oms

and

15 s

ervi

ced

apar

tmen

ts.

Yes

(App

rove

d 8/

12/2

010)

Cam

elot

Res

iden

tial

Dev

elop

men

t 30

Alb

ert S

treet

and

131

M

arga

ret S

treet

, Bris

bane

10

SP2

1896

7, 1

1 R

P10

73, r

oad

rese

rve

37 s

tore

y to

wer

com

pris

ing

420

resi

dent

ial u

nits

and

reta

il an

d co

mm

erci

al s

pace

. Ye

s (L

odge

d 23

/12/

2010

)

Car

ringt

on T

ower

14

0 A

lice

Stre

et a

nd

16 A

lber

t Stre

et, B

risba

ne

12 S

P231

766,

1

RP4

0587

43

sto

rey

tow

er c

ompr

isin

g 22

3 re

side

ntia

l uni

ts.

Pro

pose

d co

mpl

etio

n by

Dec

embe

r 201

4.

Yes

(App

rove

d 15

/2/2

011)

Cen

tury

Apa

rtmen

ts

460

Vul

ture

Stre

et,

Woo

lloon

gabb

a 1,

2, 3

RP

7897

9,

98R

P11

335

Res

iden

tial d

evel

opm

ent c

ompr

isin

g 34

apa

rtmen

ts.

No.

Pro

pose

d de

velo

pmen

t.

Unk

now

n 9

Hub

ert S

treet

, W

oollo

onga

bba

18, 2

2, 2

6, 3

0, 3

4, 3

8,

42, 4

6, 5

0 an

d 54

R

P11

205,

5 R

P 1

1205

, 1

RP

1121

0, 1

, 2 R

P

7466

2, 7

, 8 R

P11

205.

9,

3 R

P 8

3859

1

Thre

e to

wer

s (3

0, 2

5 an

d 20

sto

reys

) com

pris

ing

a to

tal

of 5

02 re

side

ntia

l uni

ts.

Yes

(Lod

ged

18/5

/201

1)

Yeer

ongp

illy

TOD

Site

Lo

cate

d on

app

roxi

mat

ely

14 h

ecta

res

of la

nd a

nd

boun

d by

Fai

rfiel

d R

oad,

K

ing

Arth

ur T

erra

ce,

Tenn

yson

Mem

oria

l Av

enue

and

the

Bris

bane

R

iver

in Y

eero

ngpi

lly.

566

SP21

4202

M

ix o

f res

iden

tial d

ensi

ties

and

reta

il us

es, c

hara

cter

ised

by

TO

D p

rinci

ples

to c

apita

lise

on th

e si

tes

loca

tion

to

Yeer

ongp

illy

Stat

ion.

S

ever

al s

ites

have

bee

n re

leas

ed fo

r ear

ly d

evel

opm

ent,

with

dev

elop

men

t app

licat

ions

sub

mitt

ed to

Bris

bane

City

C

ounc

il fo

r app

rova

l.

No.

Dev

elop

men

t is

bei

ng

unde

rtake

n by

th

e S

tate

G

over

nmen

t.

Not

e: In

form

atio

n in

this

tabl

e is

cor

rect

as

of 1

6/06

/201

1


9.3.6 Land tenure

Land tenure for the study corridor is shown in Figure 9-11 to Figure 9-14. This is based on the tenure codes described under the Digital Cadastral Data Base (DCDB) and include:

freehold

lands lease (leasehold)

railway

reserve

State land

Council land

port

9. land use and tenure - eisdocs.dsdip.qld.gov.aueisdocs.dsdip.qld.gov.au/completed projects/cross...

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